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    Highway Frontage Development Opportunity Title is generated by Realmo AI

    8501 Overseas Highway, Marathon, FL 33050

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    Claim this Listing
    For Sale
    $3,450,000

    Other Comrcl Style - Marathon, FL

    Lot size:
    1.00 Acre
    Added:
    Mar 30, 2026
    Days on Market:
    50
    Last Refresh:
    May 18 at 1:06 pm

    Property Features for 8501 Overseas Highway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    MU - Mixed Use Commercial Mixed Use
    Appliances
    None
    Standard status
    Active
    APN
    00349330000000
    Lot size
    1.00 Acre

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    8568.85

    Utilities

    Water front features
    Canal Front, Waterfront
    Water front
    1

    Building Details

    Building materials
    Other
    Architectural style
    Other

    We can help!

    Listing Contact
    Yvette Doherty

    Listing agent Yvette Doherty License #3281170

    Listing office Coldwell Banker Schmitt Key Largo 100430 Overseas Hwy., KEY LARGO, FL

    Listing date Mar 30, 2026

    MLS# 619267 Listing URL

    Copyright © 2026 Florida Keys Board of REALTORS®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime highway frontage (approximately 231 feet) in a highly visible location.
    • Direct Ocean access via 128 feet of private boat dockage.
    • Cleared land, ready for development.
    • Existing income‑producing billboards with a flexible month‑to‑month lease.
    • Located directly across from Marathon Airport.
    • Fully enclosed with privacy fencing.

    Overview

    This commercial vacant land offers an exceptional development opportunity with approximately 231 feet of highway frontage in a highly visible location. The property consists of just under 1 acre of cleared land, fully enclosed with privacy fencing. It is ideally situated between 85th Street and 86th Street, directly across from Marathon Airport. The property is ready for development and includes existing income-producing billboards with a flexible month-to-month lease. A rare added benefit is 128 feet of private boat dockage, offering direct ocean access for personal use. This unique combination of commercial visibility, development readiness, and waterfront access makes it a standout investment opportunity. The zoning is MU - Mixed Use Commercial Mixed Use.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Hair Salon Nail Salon Gym & Fitness Center Building Supply Daycare Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Marathon
    County
    Monroe
    State
    Florida
    Longitude
    -81.053614
    Latitude
    24.722998

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    FAQs

    What type of property is this?
    Commercial land - Prime commercial land with highway frontage and ocean access.
    Where is this commercial land located?
    The property is located at 8501 Overseas Highway Marathon, FL.
    What is the asking price?
    The asking price for this property is $3,450,000.
    What are key features of this property?
    This property features: Prime highway frontage (approximately 231 feet) in a highly visible location.; Direct Ocean access via 128 feet of private boat dockage.; Cleared land, ready for development.
    (786) 236-8158
    We can help!
    Listing Contact
    Yvette Doherty
    Real Estate License ID: 3281170
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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